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" Rare Opportunity to acquire a spacious (around 1,050 sq.ft) and Charming Two Bedroom Semi Detached Cottage. Having a Large Double Garage/Workshop with potential to convert into an Annexe/Separate Dwelling S.T.P.P, extensive off road parking, UPVC double glazed Conservatory and Views. MUST BE SEEN

We are delighted to offer ?For Sale? this deceptively spacious Two/Three Bedroom Semi-Detached Cottage (around 1,050 sq.ft) offering good sized family accommodation to include; Sitting Room, Fitted Kitchen, Downstairs Bedroom/Study, Shower Room, Conservatory and Family Bathroom.  

The property benefits from double glazed windows, solid fuel fired central heating via back boiler to ?Woodburner? and a large Double Garage/Workshop (overall approx. 30? x 21?6??) that could be converted into an Annexe/Separate Dwelling, S.T.T.P..

Falcon lane is situated close to Ledbury being approximately 2 miles from the town centre with Ledbury?s amenities including a main line railway station. For commuter access to the motorway network the M50 is available at Redmarley (Junction 2) approximately 5.5 miles distant.
  MWL 1357

THE PROPERTY COMPRISES AS FOLLOWS:(all dimensions stated are approximate)

Entrance via UPVC double glazed multi-point locking door leading to: 

Conservatory 14?3?? x 9?10? with UPVC double glazed windows providing views to the surrounding country side; laminate flooring, power points and wall light point. UPVC part glazed door leads to the:

Extended Breakfast Kitchen 16?8?? x 9?11?? with side and rear aspect UPVC double glazed windows and being fitted with a range of panel fronted base and wall units with complimentary roll edge worktops over and 1? bowl stainless steel sink inset with monobloc mixer tap and splashback tiling behind. Integrated Hotpoint double oven and an electric hob inset to worktop with cooker hood over. Space and provision for an automatic washing machine.  Kitchen is completed by solid fuel stove / ?Woodburner? supplying the domestic hot water & central heating via radiators by virtue of its ?back boiler?, numerous power points, four recessed spot lights to ceiling, tiled floor and door to the: 

Sitting Room 17?7?? x 12?0?? with side aspect UPVC double glazed window and fireplace with raised brick hearth and inset electric woodburner style fire (but scope for open fires). Feature arched display recess, radiator, power points, TV point and ceiling light point. Having useful recess under the staircase which leads to the First Floor and door leads to:

Study / Bedroom Three 12?4? x 7?9?? with rear aspect UPVC double glazed window and multi-point locking door leading to the Rear Garden. Room has laminate flooring, radiator, power points, ceiling light point and door to:

Downstairs Cloaks/Shower Room 7?9? x 3?2? with UPVC double glazed window; fitted White low level close coupled W.C.; wash hand basin with splash back tiling behind and  shower cubicle with electric Triton shower and full height wall tiling. The Shower Room is completed by laminate flooring and ceiling light point plus a heated towel rail. 

STAIRCASE FROM SITTING ROOM LEADS  TO THE:

Landing with doors leading to the following rooms: 

Bedroom One 16?7?? x 9?11?max. with front  and side aspect UPVC double glazed windows and VIEWS; exposed wooden beam, radiator, power points, ceiling light point and loft hatch providing access to loft space over. 
 
Bedroom Two 12?6?? x 10?0??max. (8?5?min.) with rear aspect via a UPVC part glazed door leading to the Balcony which provides views to surrounding countryside The Room is completed by radiator, power points and a ceiling light point.

Bathroom 7?2? x 6?10? with UPVC double glazed obscure window and fitted White suite compromising, panel sided bath with extensive wall tiling and Mira electric shower over; Low level close coupled W.C and pedestal wash hand basin plus Bathroom is completed by wall tiling to other important wall areas, radiator, ceiling light point and loft hatch plus doors to the Airing Cupboard with hot water cylinder.  

OUTSIDE/GARDENS

The Cottage is located alongside Falcon Lane with extensive Drive and parking area for 3-5 cars with PERGOLA pathway  off that leads to the rear entrance to the Cottage.  Rear Garden comprises of a lawn area with trees and shrubs etc., plus screening from the lane via conifer hedging. Thereafter is a a large shrub bed and then a concrete paved patio area adjacent to the Cottage with external SPIRAL STAIRCASE leading to the Balcony.  The Front / Fore Garden is mainly paved with flower borders etc. and fencing or walls to boundaries and is approached via gateway below a Rose Arch.

Adjacent to the Drive is a Timber built Chalet 11?3?? x 10?0?? and an  8? x 6? Shed plus the driveway also provides access to the:

Large Double Garage / Workshop 22?3?? x 21?6? wide  with window to side, power and lighting plus work bench &  fitted wall units and concertina type steel doors in from the drive plus a pedestrian door at the rear of the Garage/Workshop leads to a lean-to Store plus a Wood Store at the rear (approx. 22? wide x 7?3?? deep.  N.B. this whole structure has the potential to be converted/re-developed into a Annexe/Separate Dwelling S.T.P.P.   Finally, behind the Garage Area is an 8? x 3? Metal Shed and a Woodstore Area and to the R/H side of the Garage is a door to a Lean-to Greenhouse/Storage Area and at the drive end of the property two pedestrian gates lead to an addition parcel of ground rented from the adjacent farmer. 

TENURE We understand tenure to be FREEHOLD  All prospective purchasers must verify all details relating to the tenure and deeds of this, or any other property via their Solicitors.

SERVICES   Mains Electricity, Water and Non Mains Drainage.

AGENTS NOTE 1  We have not tested the systems, services or appliances, therefore we cannot confirm them to be free from defects, or in good working order.  Prospective purchasers are advised to satisfy themselves of their condition prior to a purchase.

TELEPHONE LINE   Subject to B.T. transfer regulations.

VIEWING   Strictly via KIMBERLEY?S Estate Agents 

VACANT POSSESSION UPON COMPLETION OF THE PURCHASE

AGENTS NOTE 2  Carpets where fitted are to be included by negotiation.  Other items or fittings e.g. curtains, curtain tracks, blinds or appliances other than items specified to remain within these particulars are excluded unless negotiated for separately.

N.B.  All room sizes contained herein are approximate and are measured wall to wall.  If you require measurements for carpets or for any other purpose, we recommend that you measure the RELEVANT areas independently.

Consumer Protection from Unfair Trading Regulations 2008.
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "